Vietnam Golden Visa 2026: Complete Expat Guide to Long-Term Residence

Vietnam Golden Visa 2026: What Is It?

Answer-first: Vietnam launches its first formal golden visa program on July 1, 2026. Under Resolution 41/2026/QH15, the three-year pilot offers 5–10 year residency for foreign investors and a new 5-year UĐ1 talent visa for tech professionals.

Vietnam launches its first formal golden visa program on July 1, 2026. Under Resolution 41/2026/QH15, the three-year pilot offers 5–10 year residency for foreign investors and a new 5-year UĐ1 talent visa for tech professionals. The program is capped at 8,000 total issuances through June 2029.

The term “golden visa” in Vietnam covers two distinct systems that now coexist:

1. The established DT investor visa system (DT1–DT4) — operational since 2015, offering 1–5 year visas with Temporary Residence Cards (TRC) extendable up to 10 years
2. The new Golden Visa Pilot Program — Resolution 41/2026/QH15, adopted March 20, 2026, creating a dedicated administration track with the same investment tiers but streamlined online processing
3. The UĐ1 Talent Visa — a brand-new category for high-skilled digital technology professionals, launching simultaneously on July 1, 2026

Administering bodies: Ministry of Public Security (MPS) Immigration Department, Ministry of Planning & Investment (MPI), and the State Bank of Vietnam (SBV).

Why this matters for expats renting or buying in Vietnam: A golden visa or DT investor visa gives you long-term legal residence — which means stable leases, property purchase eligibility, and simplified banking. Unlike tourist visa holders who shuffle between extensions every 90 days, golden visa holders can sign multi-year leases and build genuine local credit history.

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A 'fully furnished' apartment in Vietnam often does not include an oven or a tumble dryer. If you love baking or hate hanging clothes during monsoon season, negotiate these appliances early.

Sarah Jenkins

Expat Relocation Specialist, LeaseInVietnam

Who Is Eligible for Vietnam’s Golden Visa?

Answer-first: Eligibility depends on which track you pursue. There are three main pathways: the established DT investor tier, the new UĐ1 talent visa, and the formal Golden Visa Pilot. Each has different requirements, costs, and residence benefits.

Eligibility depends on which track you pursue. There are three main pathways: the established DT investor tier, the new UĐ1 talent visa, and the formal Golden Visa Pilot. Each has different requirements, costs, and residence benefits.

Investor Track (DT1–DT4 Visas)

The DT visa system has been operational for years and remains the most accessible investor pathway. You qualify by contributing capital to a business registered in Vietnam.

Minimum requirements:

• Foreign individual or representative of a foreign organization
• Capital contribution documented through Investment Registration Certificate (IRC) or Business Registration Certificate (BRC)
• Valid passport with 6+ months remaining
• Sponsoring Vietnamese entity (the company you invest in)

There is no nationality restriction — any foreigner can apply regardless of country of origin.

Talent Track (UĐ1 Visa — New from July 2026)

The UĐ1 visa targets highly skilled professionals in digital technology. Two qualification routes exist:

Income track:

• Gross salary ≥ USD 150,000 per year
• Documented by certified tax returns for the 2 most recent tax years
• Employment in a relevant technology field

Academic track:

• PhD degree from an accredited institution
• Plus 5 years of post-doctoral professional experience
• In one of 42 priority STEM fields listed in Resolution 41, Appendix II

Priority STEM fields include: Artificial intelligence, semiconductors, software development, cybersecurity, data science, renewable energy, biotechnology, advanced manufacturing, and robotics (among 42 total fields).

UĐ2 dependent visa: Spouse and children under 18 of UĐ1 holders receive UĐ2 visas, allowing them to reside in Vietnam for the same 5-year period.

Golden Visa Pilot Program (Resolution 41/2026/QH15)

The formal “Golden Visa” pilot builds on the existing DT framework but adds:

• Dedicated online portal (launching July 1, 2026)
• Streamlined processing through joint MPS/MPI/SBV administration
• Clear pathway documentation for permanent residence
• 8,000 total issuance cap over 3-year pilot period

The investment thresholds mirror the existing DT system. The difference is administrative: faster processing, online application, and a clearer permanent residence pathway.

How Much Do You Need to Invest?

Answer-first: The entry point is lower than most people expect. A DT4 visa requires less than VND 3 billion (approximately USD 122,000) in capital contribution. Here’s the full breakdown:

The entry point is lower than most people expect. A DT4 visa requires less than VND 3 billion (approximately USD 122,000) in capital contribution. Here’s the full breakdown:

USD conversion at VND 24,570/USD (June 2026 mid-market rate). Exchange rates fluctuate — verify at time of application.

DT1 bonus: Investors in government-designated priority sectors or geographic incentive zones qualify for DT1 regardless of capital amount. These include high-tech parks, economic zones, and sectors listed in the government’s investment incentive schedule.

The practical entry point: Most individual expat investors use DT3 or DT4. A small co-owned business with VND 3 billion capital (~USD 122,000) qualifies for DT3, giving you a 3-year visa and 3-year TRC.

Golden Visa vs DT Investor Visa vs UĐ1: What’s the Difference?

Answer-first: These three terms get conflated constantly online. Here’s what actually differs:

These three terms get conflated constantly online. Here’s what actually differs:

Bottom line: If you already qualify for DT1–DT3 and want to apply now, use the existing system. If you’d prefer the new online portal and streamlined process, wait for July 1, 2026. If you’re a tech professional earning over USD 150K, the UĐ1 is your path regardless of investment.

Step-by-Step Application Process

For DT Investor Visa (Available now)

Step 1: Establish your Vietnam investment

• Register a company or acquire shares in an existing Vietnamese entity
• Obtain Investment Registration Certificate (IRC) from provincial Department of Planning and Investment
• Capital contribution must be documented and verifiable

Step 2: Gather documents

• Visa application form (NA2 for applicants outside Vietnam, NA5 for those already in Vietnam)
• Original passport with 2+ blank pages
• 2 passport-sized photos (4×6 cm)
• Certified copies of investment capital proof (IRC, BRC, share certificates)
• Sponsor company’s business license and seal registration

Step 3: Submit application

• Your sponsoring company submits the dossier to Immigration Office:
  • Hanoi: 44 Tran Phu, Ba Dinh
  • HCMC: 196 Nguyen Thi Minh Khai, District 3 (note: address moved — confirm current location)
  • Da Nang: 7 Tran Quy Cap

Step 4: Receive visa (5–7 working days)

• If outside Vietnam: receive pre-approval letter → visa stamp at port of entry
• If inside Vietnam: receive visa directly from Immigration Office

Step 5: Apply for Temporary Residence Card (TRC)

• Submit within first visa period
• Additional documents: written request from sponsoring agency, TRC application form (NA7)
• Processing: 5 working days
• TRC validity: up to 10 years for DT1, 5 years for DT2, 3 years for DT3

For UĐ1 Talent Visa and Golden Visa Pilot (From July 1, 2026)

Timeline for July 2026 launch:

Documents expected for UĐ1 (based on Resolution 41 framework):

• Passport with 6+ months validity
• Certified tax returns (income track) OR PhD certificate + employment verification (academic track)
• Criminal background check from country of residence
• Application through the dedicated online portal (URL to be published by MPS)

Processing Fees

Fees are government fees only. Immigration attorney service fees (typically $500–$2,000 depending on complexity) are separate.

What Can You Do With a Golden Visa?

Work Rights and Permit Exemptions

A golden visa or DT investor visa does not automatically give you an unrestricted work permit. However, several exemptions apply:

DT visa holders (investor role):

• Exempt from standard work permit when acting as the investor, legal representative, or board member of your invested company
• Must still register with provincial labor department

UĐ1 holders:

• Work permit exemption in designated priority sectors (the same 42 STEM fields)
• Can work for any Vietnamese employer in these sectors without separate WP application

General rule under Decree 219/2025:

• Foreign specialists can work up to 90 cumulative days per calendar year without a full permit
• For anything longer, standard work permit process applies

Property Purchase Rights

Golden visa holders have the same property rights as any foreigner permitted to enter Vietnam. The visa itself does not grant additional property privileges.

What you can buy:

• Apartments and houses in approved commercial housing projects
• 50-year leasehold (extendable once for another 50 years)
• Maximum 30% foreign ownership per condominium building
• Maximum 250 standalone houses per ward

What you cannot buy:

• Land directly (all land is state-owned in Vietnam)
• Property in national security zones
• Secondary market purchases from Vietnamese individuals (must buy from developers or other foreigners)

Marriage exception: If married to a Vietnamese citizen, property can be registered for long-term stable ownership without the 50-year limit.

For the complete legal framework, read our guide to buying property in Vietnam as a foreigner.

Family Sponsorship

TT visa holders can apply for their own TRC, giving family members independent long-term residence status.

Pathway to Permanent Residence

After continuous residence on a DT visa with TRC, foreigners may apply for permanent residence under Articles 39–40 of the Law on Entry, Exit, Transit and Residence. Eligibility requires:

• Being a scientist or expert currently holding a TRC, or
• Being sponsored by a parent, spouse, or child who is a Vietnamese citizen with permanent residence, or
• Receiving a Vietnamese state order or honorary title

Processing: Up to 4 months (extendable to 6 months if verification needed). Submit to Immigration Authority with criminal record certificate, permanent residence form, and eligibility proof.

Reality check: Permanent residence grants in Vietnam are rare for foreign investors. The TRC renewal path (up to 10 years, renewable) is the practical long-term solution for most.

Can You Buy Property in Vietnam With a Golden Visa?

Answer-first: Yes — but the golden visa doesn’t give you extra property rights. Any foreigner legally permitted to enter Vietnam can purchase commercial housing. The visa type is irrelevant to property eligibility.

Yes — but the golden visa doesn’t give you extra property rights. Any foreigner legally permitted to enter Vietnam can purchase commercial housing. The visa type is irrelevant to property eligibility.

What the golden visa adds for property decisions:

• Stability for long-term leases: Landlords prefer tenants with multi-year TRC over tourist visa holders who might leave in 90 days. You’ll negotiate better terms and lower deposits.
• Banking access: TRC holders can open full Vietnamese bank accounts, making rent payments and property purchases smoother.
• Mortgage eligibility: Some Vietnamese banks offer mortgage products to TRC holders (limited, terms vary by bank — verify current offerings).

What it does NOT change:

• 50-year leasehold still applies (not freehold)
• 30% foreign quota per building still applies
• Cannot buy land directly
• Cannot buy from Vietnamese individuals on secondary market

If you’re considering buying, start with our complete guide to foreigner property purchase before making any deposit.

Looking for a place to rent instead? Check our cost of living calculator to set your budget before apartment hunting.

Where to Live as a Golden Visa Holder in Vietnam

Answer-first: Your investor profile shapes your ideal neighborhood. Here’s a quick match:

Your investor profile shapes your ideal neighborhood. Here’s a quick match:

For DT1/DT2 investors ($2M+ capital)

Thu Thiem (Thu Duc City) — Vietnam’s emerging CBD. Luxury developments like Empire City offer proximity to financial district, international schools, and the new metro. Premium 3BR apartments: $2,500–$4,500/month.

District 1 central — The established business core. Vinhomes Golden River penthouses for investors who want walkable access to banks, law firms, and government offices.

For DT3/DT4 investors ($122K–$2M capital)

Thao Dien — The expat capital. Established community, international schools, restaurants, and a proven rental market. Read our Thao Dien neighborhood guide. 2BR apartments: $800–$1,500/month.

District 7 (Phu My Hung) — Family-friendly planned township. Lower density, green spaces, international schools within walking distance. See our Phu My Hung guide. 2BR: $600–$1,200/month.

For UĐ1 tech talent

An Phu / Thu Duc — Close to tech parks and co-working spaces, slightly more affordable than Thao Dien core. Growing startup community. Check our An Phu guide. 2BR: $700–$1,100/month.

District 3 — Central, walkable, excellent food scene. Popular with younger professionals and solo expats. See our District 3 guide. 1BR–2BR: $500–$1,000/month.

Before signing any lease, protect yourself with our rental contract guide for expats.

FAQ

How much do you need to invest for Vietnam golden visa?

The minimum entry point is a DT4 visa requiring less than VND 3 billion (approximately USD 122,000) in capital contribution to a Vietnamese business entity. DT3 requires VND 3–50 billion (USD 122K–$2M). DT1, the highest tier with 10-year TRC eligibility, requires ≥VND 100 billion (~USD 4.07 million). Real estate purchase alone does not qualify.

Can foreigners buy property in Vietnam with golden visa?

Yes, but the golden visa itself doesn’t grant additional property rights. Any foreigner permitted to enter Vietnam can buy apartments or houses in approved commercial projects on a 50-year leasehold. The 30% foreign ownership cap per building still applies. Golden visa holders benefit from easier banking and lease negotiations.

What is the UĐ1 visa Vietnam?

UĐ1 is a new 5-year multiple-entry visa launching July 1, 2026 for highly skilled digital technology professionals. Eligibility requires either gross salary ≥USD 150,000/year (documented by 2 years of tax returns) or a PhD plus 5 years post-doctoral experience in one of 42 priority STEM fields including AI, semiconductors, cybersecurity, and data science.

How long can you stay with Vietnam golden visa?

DT investor visas are valid 1–5 years depending on tier. The linked Temporary Residence Card extends to 10 years for DT1 holders, 5 years for DT2, and 3 years for DT3. UĐ1 talent visa allows 5-year multiple entries with 90-day stays per entry. TRCs can be renewed upon expiry.

Is Vietnam golden visa the same as DT visa?

Not exactly. “Golden visa” is a colloquial term now formalized under Resolution 41/2026/QH15 as a dedicated pilot program. It uses the same investment tiers as the existing DT1–DT4 system but adds online application, streamlined processing, and dedicated joint administration by MPS, MPI, and the State Bank. The DT visa system continues independently.

Can my family come with me on Vietnam golden visa?

Yes. DT1, DT2, and DT3 holders can sponsor TT-type visas for spouse and children. UĐ1 holders receive UĐ2 dependent visas for spouse and children under 18, valid for the same 5-year term. DT4 holders do not have family sponsorship benefits. Family members with TT visas can apply for their own Temporary Residence Cards.

Does Vietnam golden visa give work permit exemption?

Partially. DT visa holders acting as investors, legal representatives, or board members of their invested company are exempt from standard work permits. UĐ1 holders receive work permit exemption in designated priority STEM sectors. For employment outside your investor role or non-priority sector, the standard work permit process still applies.

Key Legal Sources

Answer-first: This guide synthesizes information from: - Resolution No. 41/2026/QH15 — National Assembly, adopted March 20, 2026 (Golden Visa Pilot framework) - Law on Entry, Exit, Transit and Residence of Foreigners (Law 47/2014/QH13, as amended) - Decree 219/2025/ND-CP — Work permit regulations effective August 7, 2025 - Housing Law 2023 / Land Law 2024 — Property ownership rules for foreigners - english.luatvietnam.vn — Vietnam legal database (English translations) - Immigration Department portal

This guide synthesizes information from:

• Resolution No. 41/2026/QH15 — National Assembly, adopted March 20, 2026 (Golden Visa Pilot framework)
• Law on Entry, Exit, Transit and Residence of Foreigners (Law 47/2014/QH13, as amended)
• Decree 219/2025/ND-CP — Work permit regulations effective August 7, 2025
• Housing Law 2023 / Land Law 2024 — Property ownership rules for foreigners
• english.luatvietnam.vn — Vietnam legal database (English translations)
• Immigration Department portal

Disclaimer: This guide is for informational purposes only and does not constitute legal or financial advice. Immigration rules change frequently. The Golden Visa Pilot details may be refined before or after the July 1, 2026 launch. Always consult a licensed Vietnamese immigration attorney before making investment decisions or visa applications.

Last verified: June 12, 2026. The Golden Visa Pilot portal URL has not been officially published at time of writing. This article will be updated when the portal goes live.